# 20 SPENCES FIELD, LEWES, EAST SUSSEX, BN7 2HH

## Property details

- Slug: `7f238c1` (address key hash: `7f238c100a48024701d0a9edc16654ae6e42519e`)
- Postcode: BN7 2HH
- Transactions on record: 2

- Tenure: Freehold
- Property type: Terraced
- Bedrooms: 5
- Bathrooms: 2
- Floor area: 122 m²
- EPC rating: C
- Year built: England and Wales: 1967-1975
- Last sold: £468,000 Feb 2026
- Price per m²: £3,836/m²
- Local average: £499,855 (28 sales)
- Street crime: 126 incidents within 1 mile (May 2026)

## Latest sale

- Price: £468,000
- Date: 2026-02-06
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 25/11/2035
- **Current heating cost:** £946/year
- **Est. upgrade cost to C:** £10,200

### Recommendations
- B (£900 - £1,500)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/1035-2929-9509-0586-6226)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-06 | £468,000 | Terraced | +51% | £484,787 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4c1b673f-9994-d8ea-e063-4704a8c0bf7d) |
| Sold | 2015-07-27 | £310,000 | Terraced | — | £424,468 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/fe3ce679-6520-4164-9371-7adfd0696393) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 20 SPENCES FIELD, LEWES, EAST SUSSEX, BN7 2HH | £468,000 | 06/02/2026 | Terraced |
| 20 SPENCES FIELD, LEWES, EAST SUSSEX, BN7 2HH | £310,000 | 27/07/2015 | Terraced |

## Historic listings

Listing activity only where we matched the listing to a Land Registry sale already on record for this address.

- Matched listing: [173637851](http://87.117.209.195:8080/listings/e209ebb)

| Event | Date | Price |
|-------|------|-------|
| listed | 2026-03-24 | £1,950 |
| sold | 2026-01-01 | £468,000 |
| sold | 2015-01-01 | £310,000 |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 45 SPENCES LANE, LEWES, EAST SUSSEX, BN7 2HF | £532,500 | 21/11/2025 | Terraced |
| 39 MILL ROAD, LEWES, EAST SUSSEX, BN7 2RU | £435,000 | 10/10/2022 | Terraced |
| 33 SPENCES LANE, LEWES, EAST SUSSEX, BN7 2HF | £360,050 | 06/10/2022 | Terraced |

**Area average:** £442,517 (3 sales)

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** -27.3%
- **10y growth:** -5%

## House Price Index (HM Land Registry)

*Official index for Lewes; Terraced series; as of April 2026.*

- **1y growth (index):** 2.8%
- **5y growth (index):** 10.8%
- **10y growth (index):** 24.7%

## Rental Range

*ONS Price Index of Private Rents (Lewes). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,191/mo
- **Realistic:** £1,323/mo
- **Optimistic:** £1,455/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for South East Herts (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets in the area (all bedroom counts shown — none matched the 5-bedroom count for this property). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 4 Bed Detached House, Lower Stoneham, BN8 | £3,750/mo | 4 | 0.71 miles | OpenRent |

**Average rent: £3,750/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.8% (okay)
- **Max investor price (0.8%):** £468,750
- **Target investor price (1%):** £375,000

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £3,750/mo).*

- **Gross yield:** 9.6%
- **Cost-to-rent:** 10.4×
- **Monthly cashflow:** £1,507/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 13.3%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Not in Flood Risk Area (no data)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

## Street-level crime

| Category | Count |
|----------|-------|
| Anti-social behaviour | 45 |
| Violence and sexual offences | 36 |
| Shoplifting | 13 |
| Criminal damage and arson | 10 |
| Public order | 8 |
| Drugs | 4 |
| Other theft | 4 |
| Other crime | 3 |
| Possession of weapons | 1 |
| Theft from the person | 1 |
| Vehicle crime | 1 |
| **Total incidents** | **126** |

*Within 1 mile during May 2026. Source: data.police.uk (England & Wales).*

## Schools nearby

*Nearest open schools with Ofsted ratings (England). Closed schools are not shown.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| South Malling CofE Primary and Nursery School | Primary | 0.0 miles | Good — 10 Jan 2012 |
| Priory School | Secondary | 0.8 miles | Good — 14 Apr 2015 |
| Lewes Old Grammar School | Other | 0.9 miles | — (No rating) |
| Western Road Community Primary School | Primary | 1.0 miles | Good — 23 Apr 2012 |
| Southover CofE Primary School | Primary | 1.0 miles | Good — 18 Oct 2013 |

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #2777474
- **Address:** 20 Spences Field, LEWES, BN7 2HH
- **Certificate Issued:** 13/06/2005
- **Work Completed:** 13/05/2005
- **Items:** 6 window(s), 3 door(s)